South Carolina has quietly become one of the most attractive net-lease markets in the Southeast. Its combination of strong population growth, a thriving tourism sector, business-friendly policies, and resilient retail demand has resulted in a surge of interest from NNN investors across the country. Whether you’re looking to complete a 1031 exchange or expand a long-term passive-income portfolio, South Carolina offers a compelling blend of stability, predictable income, and tenant diversity.
Among the most sought-after NNN tenants in the state, three brands consistently lead investor demand: Bojangles, Dollar Tree, and Take 5 Oil Change. Each tenant serves a different segment of the retail economy—fast food, discount general merchandise, and automotive services—but all share a proven track record of performance in South Carolina. Here’s a deep, investor-focused look at why these brands stand out.
Why South Carolina Is a Strong Market for NNN Investors
Before diving into the tenants, it’s important to understand the landscape. South Carolina’s rapid economic expansion has made its cities—Charleston, Greenville, Myrtle Beach, Columbia—prime hotspots for NNN properties. Investors are drawn to:
1. Steady Population Growth
The state continues to rank among the fastest-growing in the Southeast. Cities like Greenville and Charleston have experienced dramatic growth from both relocation and tourism, increasing demand for daily-needs retail.
2. Business-Friendly Climate
Low taxes, incentives for corporate expansions, and development-friendly regulations make it easier for retailers to build and operate.
3. Strong Tourism-Driven Retail
Myrtle Beach, Charleston, Hilton Head, and other destination cities bring millions of visitors annually, fueling high retail spend and supporting NNN tenants with consistent foot traffic.
4. Favorable Returns Compared to Larger Markets
South Carolina often delivers higher cap rates than neighboring states with similar tenant profiles, making it appealing for 1031 buyers seeking yield.
With this backdrop, it’s clear why Bojangles, Dollar Tree, and Take 5 Oil Change have become standout tenants for NNN investors in South Carolina.
Bojangles – A Regional Favorite with Deep Market Penetration
For investors in the Southeast, Bojangles is often considered a “gold standard” among quick-service restaurant (QSR) tenants. Founded in North Carolina, the brand has built an extremely loyal customer base across the Carolinas. Its signature chicken-and-biscuits menu continues to perform exceptionally well in South Carolina’s suburban and highway-visible locations.
Why Investors Like Bojangles NNN Properties
Strong regional loyalty ensures consistent sales and brand dominance.
Drive-thru reliance supports resilient performance in diverse economic conditions.
Long-term leases—typically 15 to 20 years—offer predictable rental income.
Corporate and strong franchise operators are prevalent in the state.
In suburban areas like Lexington, Summerville, and Rock Hill, Bojangles stores have shown excellent sales volumes. Investors appreciate how its Southern identity connects culturally and economically with South Carolina’s growing population.
Dollar Tree – High-Demand Discount Retail in Every Market Class
Dollar Tree has become one of the strongest-performing discount retailers nationwide, and its presence in South Carolina is significant. From small rural towns to dense urban corridors, Dollar Tree stores cater to a broad customer base with everyday necessities.
Why Dollar Tree Works Perfectly for NNN Investors
Recession-resistant business model—inflation increases demand for discount retail.
High store traffic from households, tourists, and local workers.
Affordable rent profiles compared to other national retailers.
Corporate-guaranteed NNN leases reduce landlord responsibilities to nearly zero.
Dollar Tree also benefits from South Carolina’s diverse economic mix. Tourism-heavy regions, military communities, college towns, and suburban families all rely on value retail, making these properties especially secure for long-term investment.
For 1031 buyers, Dollar Tree sites in South Carolina often fall into an ideal price range—typically between $1 million and $2.5 million—making them accessible, stable, and easier to finance.
Take 5 Oil Change – A Fast-Growing Auto Service Leader
South Carolina’s car ownership rate remains high, and with expanding suburban communities, demand for auto maintenance keeps climbing. This is where Take 5 Oil Change shines. Known for its fast, stay-in-the-car service model, the brand has rapidly grown throughout the state.
Key Reasons Investors Target Take 5 NNN Properties
High service demand in both urban and suburban markets.
Minimal competition due to an efficiently streamlined model.
Long-term leases with rental increases offering strong hedge against inflation.
Solid unit economics supported by repeat customer visits.
Locations in cities like Greenville, Mount Pleasant, Spartanburg, and Florence have reported strong performance due to heavy commuter traffic and proximity to retail corridors.
Because Take 5 doesn’t rely on discretionary spending, its performance remains stable even in soft economic periods—an appealing factor for NNN investors seeking consistent cash flow.
What Makes These Tenants Stand Out in South Carolina
While Bojangles, Dollar Tree, and Take 5 Oil Change each operate in different sectors, they share several common qualities that fuel investor demand:
1. Daily-Needs Retail
All three tenants provide services or products customers use frequently:
Food (Bojangles)
Everyday essentials (Dollar Tree)
Automotive maintenance (Take 5)
This creates predictable traffic and reliable sales.
2. Performance Across Economic Cycles
These tenants have proven resilient in both strong and weak economic environments. This is crucial for long-term NNN stability.
3. Strong Franchisees and Corporate Support
Most locations offer either:
corporate leases, or
financially strong franchise operators
Both give investors confidence in lease guarantees.
4. Prime Real Estate Characteristics
Across South Carolina, these tenants typically occupy:
high-traffic corridors
suburban growth areas
strong retail clusters
visibility-driven properties
These characteristics help maintain property value over time.
Is South Carolina Still a Good Buy for 1031 Investors? Absolutely.
1031 exchange buyers continue to flock to South Carolina due to:
increasing cap rate opportunities
reliable tenant performance
low landlord responsibilities
attractive long-term appreciation
Whether purchasing in Charleston’s fast-growing suburbs, Greenville’s booming tech-driven market, or Myrtle Beach’s tourism-powered retail corridors, investors have a strong chance of securing stable income with tenants like Bojangles, Dollar Tree, and Take 5 Oil Change.
Final Thoughts
South Carolina’s NNN market shows no signs of slowing down. With strong demographic growth, resilient tenants, and long-term economic momentum, the state remains an excellent choice for passive real estate investors. Tenants like Bojangles, Dollar Tree, and Take 5 Oil Change continue to anchor the market with stable leases and consistent performance—making them some of the top NNN opportunities in the state.
If you’re exploring South Carolina NNN investments or planning a future 1031 exchange, these tenants should be on your shortlist.